HomeMy WebLinkAboutARC-1011-16 (ARCH-2628-2016 -- 774 Caudill Street)RESOLUTION NO. ARC -1011-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
NEW FOUR STORY MIXED-USE PROJECT INCLUDING GROUND
FLOOR COMMERCIAL/RETAIL SPACE, AND 36 RESIDENTIAL
UNITS, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED JUNE 20, 2016
774 CAUDILL STREET (ARCH -2628-2016)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on June 20, 2016, pursuant to a proceeding instituted under
ARCH -2628-2016, Caudill Street Partners, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH -2628-2016), based on the following findings:
Mixed Use Development
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a mixed use building that includes commercial, office, and residential
uses that can be utilized for such uses envisioned by the Commercial Retail & Services and
Manufacturing District within the Special Focus Overlay zone.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within a
commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project is consistent with the Housing Element because the project provides a variety of
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residential types, sizes, and styles of dwellings (HE 5.4), and encourages development of
housing above ground -level retail stores to provide housing opportunities close to activity
centers (HE 5.3).
5. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher -density, compact housing to achieve more efficient use
of public facilities and services and to improve the City's jobs/housing balance.
6. The proposed mixed use project design further increases the public benefits of the existing
building for compliance with the South Broad Street Area Design Guidelines by dedicating
residential units as affordable in close proximity to the downtown and public transit.
7. The design of the project is consistent with the development standards of the South Broad
Street Area Plan and has been designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for Mixed Use building
types.
8. The project design maintains consistency with the City's Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
Building Height, Mass and Scale
9. The proposed kitchenette and bathroom that are attached to the elevator tower on the roof
deck is accessory to the elevator tower and the rooftop common area, which do not
contribute to the maximum height of the building in terms of mass and scale.
10. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because SOBRO Form -Based
Codes require that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building
fagade to be constructed along the property build -to lines. The project is consistent with the
SOBRO and Community Design Guidelines because the development is designed in a
manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
11. The proposed height, mass and scale of the project is necessary to provide additional
dwelling units to be dedicated affordable for "very low" income households.
Shared/Mixed Use Parking Reduction
12. The 20% mixed-use parking reduction for the project to reduce the required parking from
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73 parking spaces to 58 parking spaces will not result in poor on-site circulation or
adversely affect the surrounding neighborhood.
13. The proposed project complies with San Luis Obispo Municipal Code Section 17.90.040K,
Standard incentives for housing projects, where tandem parking is allowed for projects that
provide affordable housing units. The parking reduction of 20% satisfies the intent of
SOBRO Parking Requirements Section 4.7 which is "...to minimize the area devoted
exclusively to parking and drives when typical demands may be satisfied more efficiently
by shared facilities." Moreover, the project is in accordance with the provisions for a
mixed-use parking reduction because the times of maximum parking demand from the
proposed uses will not coincide due to the mix of residential and commercial uses.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
design approval to the project with incorporation of the following conditions. Approval of the
proposed 47.5 foot building height and 48% density bonus will be reviewed by the City Council
under a separate application (AFFH 3142-2016):
Planning
1. The Architectural Review Commission determination regarding project design is contingent
upon the approval of the City Council in regards to the 48% density bonus that includes a
request for an incentive to extend the maximum height of the proposed project to 47.5 feet.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall -mounted lighting fixtures shall
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be clearly called out on building elevations included as part of working drawings. All wall -
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut -
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City's Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
5. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
provide adequate screening. A line -of -sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
6. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
7. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
8. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
9. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
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Engineering Division — Public Works
10. The applicant shall be responsible for paying a "fair share" mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan.
11. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
issuance of a building permit.
12. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
13. The building plan submittal shall show compliance with the South Broad Street Corridor
Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan
shall be reviewed and approved to the satisfaction of the City Engineer and Community
Development Director.
14. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
pedestrian level light is generally required for every 80' of frontage. The building plan
submittal shall show 2 new pedestrian level lights on the Victoria Street frontage.
15. The several proposed project access drives from the adjoining public streets shall be
provided by City Engineering Standard driveway approaches.
16. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded
per City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall
be constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb -out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
17. The building plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
18. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
19. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
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20. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be
considered in the final design. Any common storage areas shall be maintained by the
Homeowner's/Property Owner's Association and shall be included in the CCR's or other
property maintenance agreement accordingly.
21. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
22. Wires to the new buildings shall be underground. Undergrounding shall be completed
without new utility poles within the public right-of-way. The existing overhead wiring
along the project frontages shall be undergrounded to the satisfaction of the Public Works
Department and respective wire utility companies unless otherwise approved for deferral by
the Community Development and Public Works directors.
23. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective building.
24. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
25. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City's Website.
26. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
27. The building plan submittal shall include a complete grading, drainage and topo plan. The
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grading and drainage plan shall show existing structures and grades located within 15' of
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be conveyed along with
the improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and
not across adjoining property lines unless the drainage is conveyed within recorded
easements or existing waterways.
28. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
29. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one street tree for each 35 lineal feet of frontage. The City Arborist and
Planning Division shall approve the tree species and planting requirements in accordance
with City Engineering Standards and the corridor plan. The compensatory street trees shall
be 24" box or larger; the applicant shall work with the City Arborist to identify if a larger
box is possible in order to compensate for the loss of the existing tree canopy.
30. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline of
trees. A city -approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on the building plans. The 36" Brazilian Peppertree shall
be protected in place. A tree protection plan shall be prepared by a certified Arborist and
approved by the City Arborist prior to building permit issuance.
Transportation Division — Public Works
31. The applicant shall be responsible for paying current transportation impact fees (TIF) plus a
"fair share" mitigation fee for the percentage of new trips generated by the project that will
travel through the intersection of Broad/South/Santa Barbara intersection as determined by
the Public Works Director, and based on the intersection improvement cost.
Utilities Department
32. Any existing sewer lateral serving the property must be abandoned at the City main
consistent with City standards.
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Code Requirements
Change project data to reflect R-2 occupancy instead of R-3.
2. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program. Information on the program is available at:
hLV://www.slociLy.orp,/hot-ne/showdocument?id=5909
On motion by Commissioner Root, seconded by Commissioner Soll, and on the following
roll call vote:
AYES: Commissioners Curtis, Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn
NOES: None
REFRAIN: None
ABSENT: Commissioner Andreen
The foregoing resolution was passed and adopted this 201h day of June, 2016.
Doug Davi on, Secretary
Architectural Review Commission